1A investment: Two-room apartment in barrier-free senior housing

Street: Dieffenbachstraße

ZIP Code: 63128

City or town: Dietzenbach

District: Steinberg

Asking Price: € 232,000.00

Brokerage commission to be paid by buyer incl. VAT (% of notarized purchase price): 2.975 %

Total commission: 5.95 %

Commission payable by: Half by buyer and half by seller

Note on the commission: 2.975% buyer's commission incl. VAT of the notarised purchase price, earned and due upon notarisation. We have concluded a commission-based brokerage agreement for the same amount with the selling owner.

The special qualities of the property: Meets the needs of the rental market for the older generation

Type of Land plot: Inner city

Size of Landplot: 1,528.00 m²

For WEG: co-ownership share in the property: 4505 / 100000 Shares

Quality of living area: Upscale Dietzenbach residential area (Steinberg)

In a nutshell:
Good building structure and age-appropriate living in a quiet, natural location

Year of construction: 2003

Comment regarding year of building: The developer at the time, Jökel Bau, specialized in housing suitable for seniors and people with disabilities. The entire complex is very well thought out.

Detailed description of the object:

The residential complex at Dieffenbachstraße 1–3 offers an ideal setting for comfortable, age-appropriate living.

A total of 20 privately owned flats are housed within a well-maintained building featuring two separate entrances, connected at basement level – where additional, thoughtfully designed communal facilities await.

Flat No. 5 is situated on the first floor of the first entrance, tucked away at the edge of the building.
Its corner position allows for windows on three sides, filling the home with natural light throughout the day. The kitchen and open-plan living/dining area are separated by a practical sliding door. The partition wall is of lightweight construction and may easily be removed if a more open layout is preferred.

The modern bathroom includes a walk-in, step-free shower – offering both convenience and accessibility.

The bedroom provides ample space, whether for a double bed and wardrobe or two single beds with additional storage.

A true highlight of the property is the generous south-west-facing balcony, fully covered and currently enjoyed by the residents as a charming balcony garden – a lovely spot to relax in almost any weather.

Features:

Lifestyle and wellbeing – enhanced by first-class communal amenities

On the ground floor, a spacious communal lounge with kitchen and WC is available for residents to hire at a modest fee – perfect for birthday celebrations, family gatherings, or social get-togethers with neighbours.

The basement level adds even more to the sense of comfort and community:
In addition to a private storage room and a dedicated laundry area with individual machine connections, residents benefit from a well-ventilated fitness room and two small guest flats with en-suite bathrooms, available for short-term stays.

A particular luxury is the generously sized sauna suite, featuring a sauna shower, WC, and loungers for relaxation – providing a peaceful space for wellness and self-care just moments from your front door.

Parking options:
Streetparking

Number of residents whole community: 35.500

County (Kreis): Offenbach

Federal country: Hessen

Type and age of windows:
From year of construction

Other data to the property:

Secure Investment Opportunity – Inflation-Resistant, Socially Responsible, and Tax-Efficient

This residential complex was purpose-built for senior-friendly and accessible living. It caters to individuals aged 50 and over, as well as people with disabilities and their companions – with no upper age limit. The demand for such housing is steadily rising due to demographic shifts, creating an exceptionally stable and future-proof rental market.

Vacancy is virtually unheard of in this property. The need for barrier-free, age-appropriate accommodation is constant, and properties of this type are rare. The current tenants hold a non-terminable lease, offering rental security, while a tenant change is realistically foreseeable in the medium term.

The current rent level has not been adjusted for several years, offering the future owner potential for increased yield through market-aligned rent adjustment. Upon future vacancy, some refurbishment will be advisable – providing a natural opportunity for value enhancement and rent repositioning.

From an investor's perspective, this property offers several key advantages:

Inflation protection through real asset investment
Steady rental income with high occupancy reliability
Tax benefits (depending on jurisdiction) for property depreciation, refurbishment, or long-term holding strategies
Clear exit strategy through resale in a niche and in-demand housing segment

This is a low-risk, meaningful investment with long-term growth prospects – ideal for portfolio diversification, retirement planning, or first-time property investors seeking a stable entry point.

Kitchen built in: Yes

Notes regarding built-in kitchen: The kitchen belongs to the tenants

Cellar layout: Separate storage room, lockable

Description of location:
Dietzenbach is part of the southern suburbs of the Rhine-Main metropolis. It is also an administrative center for the Offenbach district (building inspection, driver's license office, employment office, and residents' registration office). The Steinberg district is a largely newly built, upscale residential area. The apartment is close to nature yet central enough to reach shops for daily needs.

Public transport connection:
The bus stops in front of the building and also takes you to the S-Bahn station or other parts of the district.

Connection to traffic routes by car:
Good connection to the A 661 motorway and to Frankfurt.

General noise level of location: Quiet

Type of energy performance certificate: Residential building consumption certificate

Building type: Detached apartment building

Date of Energy Performance Certificate: 5 May. 2022

Year of Construction of the heat generator according to EPC: 2004

Year of construction of building according to EPC: 2004

Final energy value: 94.00 kWh/m²a

Primary energy value: 9.00 kWh/m²a

Main energy source: District heating

Energy consumption for hot water included: included

Energy efficiency class: C (< 100)

Type of Condo: Apartment

In which floor (groundfloor=0) (German counting): 1

Total number of floors with ground floor and possibly top floor: 3

Approx. living area: 68.00 m²

Rented out (details): Rented to an elderly couple since

Number of rooms (German counting): 2.00

Number of bedrooms: 1

Number of bathrooms: 1

Balcony, Terrace, Loggia: Beautiful large west-facing balcony

Co-ownership shares: 4505 / 100.000 MEA

Share of property on the land in %: 4.505 %

Monthly housing fee: € 311.00

Number of units in the block: 20

General information on the renting situation: The complex was specifically designed for senior and disabled-friendly living. People 50 and older, as well as people with disabilities or accompanying a disabled person, can rent here without any age restrictions.
This property is particularly interesting as an investment because there will always be demand for such apartments. Vacancy is a foreign concept there.
The current residents are not subject to eviction, but it's foreseeable that they won't move out for another 25 years. Furthermore, the current rent hasn't been adjusted for some time, so the new owner can rectify this.
After the tenants move out, some renovation work will undoubtedly be necessary, and a newly adjusted rent may be set for this.
In this respect, it is a manageable, solid investment for an investor, even for newcomers.

Current net rent per month: € 700.00

Further information on the net rental income:
Plus 217,- € advance payment for additional costs

Land tax: € 383.60

Water, sewer, rainwater p.a.: € 346.15

Thereof potable water costs: € 180.00

Thereof sewage costs: € 166.15

Electricity : € 111.54

Heating cost: € 646.40

Waste disposal : € 81.03

Building insurance: € 154.66

Building owners liability insurance: € 26.11

Other operating costs : See house fee statement

Disabled accessible: Yes

Is there a person lift?: Yes

Barrier free?: Ja

Stepless access: Ja

Other specifications: The current tenants are elderly and termination for personal use is not possible.

Status at handover: rented

Available as of: negotiable

What is the outstanding feature of this property: Building was specially constructed for the elderly or disabled

Appointments for viewings: To be agreed with us and the tenants about one week in advance